Flat for sale 4+1 • 176 m² without real estateLeverkusen Bergisch Neukirchen Nordrhein-Westfalen 51381

The modernized apartment located in the conveniently accessible yet idyllic district of Bergisch Neukirchen, at Burscheider Straße 312 A, is presented as an exclusive investment opportunity. The generous living area, high-quality equipment, and the combination of a nature-close tranquility with urban connectivity qualify this property for investors and discerning buyers.

Detailed Room Distribution and Equipment

The property comprises an impressive area of 176 m² in the basement level of a stylish, semi-detached villa-style two-family house. A surrounding terrace with a total area of 100 m², including 20 m² covered, offers an attractive outdoor area. Optionally, a spacious garden area can be purchased, which conveys the character of a single-family home.

Macro-location of Leverkusen, Bergisch Neukirchen (ZIP 51381):

Leverkusen is located in the state of North Rhine-Westphalia in western Germany and is part of the Rhine-Ruhr metropolitan region, one of the largest metropolitan regions in Europe. The city lies between the metropolises of Cologne in the south and Düsseldorf in the north. This location provides residents with excellent access to important economic, cultural, and infrastructural centers. Leverkusen is known for its chemical and pharmaceutical companies, foremost among them Bayer AG, and thus offers significant economic opportunities. The connection to the highway network, especially the A1 and A3 highways, as well as a well-developed rail network, ensures easy accessibility to the surrounding cities.

Micro-location of Bergisch Neukirchen:

Bergisch Neukirchen is a district of Leverkusen, located in the northeastern part of the city. It is a rather rural and quiet area characterized by a high quality of life. The district is surrounded by forests and fields, which makes it especially attractive for nature lovers. At the same time, Bergisch Neukirchen features good local infrastructure including schools, everyday shops, and sports facilities. The proximity to nature combined with the easy accessibility of Leverkusen’s urban amenities makes this district a popular living area for families and commuters. Additionally, public transportation provides a good connection to Leverkusen’s city center and the surrounding areas.

Detailed Description of the Equipment

Room Layout and Equipment:

• Comprehensive living area: 176 m², distributed over bright and well-proportioned rooms.

• Terrace: Enjoy a surrounding terrace of a total of 100 m², including 20 m² covered, ideal for social evenings outdoors.

• Marble flooring: Recently polished and upgraded in the living room and entrance hall.

• Garden area: Optional acquisition of a spacious garden area, perfect for nature enthusiasts.

• Private cellar rooms: 55 m² exclusively available for additional storage space.

Modernizations and Condition:

The apartment has undergone several modernization measures in recent years:

• 2021: Renewal of the guest toilet, kitchen windows, and kitchen tiles.

• 2022: Complete renewal of the electrical system.

• 2023: Reconditioning of the marble floor.

• 2000 - 2010: Replacement of windows, flooring (except for the marble) and the roof.

Features:

• A marble floor in the living and entrance area was polished in 2023.

• Kitchen tiles and windows were renewed in 2021; additionally, the guest toilet was renovated.

• The electrical installation of the property was completely modernized in 2022.

• PVC windows as well as the flooring (with the exception of the marble) were modernized in 2010.

• The property features a private cellar area of 55 m², providing additional storage space.

Relevant Modernization Measures:

Although the property has already been partially modernized, there is further potential for value enhancement through the following measures:

• Replacement of the heating system: The installation of a modern air-water heat pump is recommended and is planned to be financed from the proceeds of the purchase price by the owner, who also owns the EG/DG apartment.

• Optimization of the cellar ceiling insulation to increase energy efficiency.

• Renovation of the bathroom: The installation of modern sanitary facilities and electrical installations is required.

• Optional facade insulation to further reduce energy consumption.

The attractive purchase price of €430,000 reflects the generous area, the enormous potential, and the modernizations already carried out. Despite the property’s location in the basement and the need for modernization, its situation amidst greenery with a view of the forest and its equipment make it an excellent investment.

Tenancy:

The apartment is currently rented. The current cold rent is €1,080 due to granted rent reductions in exchange for caretaker services. The regular rent is €1,400 cold plus €190 additional costs (excluding heating costs). After modernization, a cold rent ranging from €1,660 to €1,750 (from €9.40/m²) is achievable. The existing tenancy agreement is not transferable regarding the caretaker position to the new owner, as this service has been contracted exclusively by the current owner for her entire portfolio. In the event of a change of ownership, this arrangement becomes void. A special termination right for the tenancy must be examined in the case of a two-family house status.

Detailed Purchase Price Calculation:

Based on a living area of 176 m² and a standard land value of €440/m² (front land), a calculated value of €77,440 is obtained. Due to the basement location, the need for modernization, and the year of construction, a discount is applied. The purchase price of €430,000 appears reasonable considering all factors.

Purchase Price of the Garden Plot:

The associated outdoor area includes 80 m² of stone slabs and a 20 m² covered terrace. Additionally, the garden located behind, measuring 950 m², is for sale. The purchase price for the garden portion is €35,000. As the green area (on a slope) is located outdoors and is not buildable, the price is based on its size and usability as a recreational area.

5. Co-ownership Share:

The co-ownership share of the apartment is 5.88% (176 m² / 2,995 m²). With the purchase of the garden area, this share increases accordingly. The exact size of the garden area and the associated increase in the co-ownership share still need to be determined.

6. Modernization Costs:

• Heating (heat pump): €25,000 (calculated at the full price without subsidies, with subsidies approximately €15,000)

• Cellar ceiling insulation: €5,000 (optional)

• Bathroom modernization: €15,000

• Facade insulation (100 m²): €20,000

7. Ancillary Purchase Costs:

• Notary fees: €1,500

• Real estate transfer tax: €3,300

8. Additional Maintenance Costs:

• Replacement of the terrace plates (optional): €10,000 (within the next 5 years).

The offer price of €430,000 takes into account the existing modernization needs and opens up significant potential for value enhancement. The combination of a quiet location, generous living space, and the modernizations already carried out offers an attractive price-performance ratio. This offering is particularly suitable for investors who wish to seize the opportunity to fully exploit the property’s potential.

The apartment at Burscheider Straße offers, despite the need for modernization and its basement location, a great deal of potential through its generous living space, the terraces, and the optionally acquirable garden area. The purchase price of €430,000 for the apartment and €35,000 for the garden portion appears justified when taking all the mentioned factors into account. The valuation report serves as a basis for purchase price negotiations and is intended to provide a transparent and comprehensible evaluation of the property. It can be sent to potential buyers upon request.

Take this unique opportunity to create your dream apartment in the idyllic setting of Bergisch Neukirchen.

An appealing investment property, also for investors.

Contact me to learn more about this attractive and promising property!